Tea Building. Information Pack

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Martina Long
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1 Tea Building Information Pack

2 Tea Building The Tea Building in Shoreditch is more than just a building; it is a complete city block, built in phases over many years in the 20th Century, and refurbished incrementally over the last 10 years. Today it is a dynamic Ideas Factory of creative industries that never stands still. The design strategy involved a robust and straight-forward approach. A desire to attract a were designed to be generous, hard-wearing and straightforward. The seven storey building continues to be adapted for an expanding roster of new occupiers, and now provides lower levels add further dimensions of creativity. Sector : Location : Address : Client : Mixed Use London, UK 56 Shoreditch High Street, London EC2 Derwent London Value : 20m Start : 2001 Completion : 2010 Contract Type : JCT98 Sectional Completion Area : 280,000 ft 2 26,000 m 2 Key Dates 1890 Built for the Lipton family as a storage warehouse and distribution centre 1950 s 1980 s Used as a storage warehouse for Hayes 2000 AHMM entered a competition looking at a new build solution to the site early 2001 AHMM approached to carry out feasibility study for Derwent Valley Derwent Valley purchased Centric House and appointed AHMM to 2001 develop refurbishment proposal Centric House was split into two with ORMS to carry out the East Works 2001 and AHMM the West AHMM were asked to carry out a study for a light touch refurbishment late 2001 and ORMS a new build option 2002 AHMM asked to execute the light touch refurbishment for the entire site st enter 15yr lease for 1/3 of building. Biscuit Building split off from TEA Entranced moved from the side door to the larger opening onto the 2007 internal street. mid 2007 refurbishment credentials. Circulation upgrade; adding in shop fronts to the corridors and new 2011 lighting.

3 Project Team Client : Architect : Contractor : Project Manager & C.A. Structural Engineer : Quantity Surveyor : M & E Engineer : CDM (planning supervisor) : Approved Inspectors : Planning Consultant : Management Agent : Graphic Design : Fit-out Architect Biscuit Building : Fit-out Designer Shoreditch House : Architect Shoreditch Rooms : Fit-out Architect Concrete/Pizza East Derwent London Allford Hall Monaghan Morris TTP Jackson Coles Construction Consultants Akera Engineering Jackson Coles Construction Consultants PDA Jackson Coles Construction Consultants BRCS Ltd Slaughter & May Pilcher Hershman Studio Myerscough Clive Wilkinson Tom Dixon Archer Architects Allford Hall Monaghan Morris Team For further information and images please contact Lucy Swift Allford Hall Monaghan Morris Morelands 5-23 Old Street, London EC1V 9HL E: lswift@ahmm.co.uk

4 Project Description Project History The Tea Building in Shoreditch is more than just a building; it is a complete city block, built in phases over many years in the 20th Century, and refurbished incrementally over the last 10 years. Today it is a dynamic Ideas Factory of creative industries that never stands still. The design strategy was robust and straight-forward. A desire generous, hard-wearing and uncomplicated. The seven storey building continues to be adapted for an expanding roster of new occupiers, and now provides 157,150 add further dimensions of creativity. The existing buildings were constructed between for the Lipton family as a storage warehouse and distribution centre. removed and the building was used to smoke bacon through a 5-storey void. Prior to Derwent s purchase of the site in 2000, the building was a storage warehouse for Hayes. Derwent s original plan for the building s redevelopment was market and falling rents, the plans changed. The client opted, instead, for a much simpler approach which has resulted in a preservation of the industrial integrity of the building. As architects, Allford Hall Monaghan Morris s primary role has been to make a series of spaces and encourage a particular atmosphere. The team analysed the complex internal structure of the three buildings, each with different storey heights and column grids. Smaller units were created where ceilings were lower and larger ones placed to take advantage of taller spaces. lifts and staircases, access the resulting series of self-contained studio spaces. The graphics, designed in conjunction with Studio Myerscough, work improve the legibility of the circulation for both tenants and visitors, as well as help to develop the overall aesthetic of the buildings. In addition, artworks create unique spaces within the circulation plan. Artworks, rotated every three months, come 50/50 from the temporary exhibitions held at both Rocket and Hales galleries. The Tea Building encapsulates a new solution to the evolving demands of contemporary working life. Avoiding an overdesigned, unaffordable and sterile approach, the project instead establishes a set of low-cost spaces that can be continuously to form an intelligent and constantly evolving whole.

5 Drawings Location Plan

7 Typical Plan

8 Sections

9 Elevation

10 Design Development This is Tea - postcard series

11 Development sketch series

CENTRIC HOUSE 1890-1999 CENTRIC HOUSE AHMM early 2001 SPLIT TEA 2001 ORMS AHMM - open floorplates - tailored for

two new atrium - two central lift cores - new communal service cores around atria - project split for refurbishment;

circulation 16 WAY SPLIT 2002 9 WAY SPLIT + BISCUIT 2003 GREEN TEA 2010 biscuit biscuit s-ditch - light touch

and circulation cores - new tenant takes 1/3 of entire site: biscuit building.

12 CENTRIC HOUSE CENTRIC HOUSE AHMM early 2001 SPLIT TEA 2001 ORMS AHMM - open floorplates - tailored for storage - four lightwells - singular tenant - entire site proposal - incorporate lightwells into usable floorplate - two new atrium - two central lift cores - new communal service cores around atria - project split for refurbishment; AHMM to propose solution to east ORMS to the west - retain existing lightwells and enlarge central for atria and circulation 16 WAY SPLIT WAY SPLIT + BISCUIT 2003 GREEN TEA 2010 biscuit biscuit s-ditch - light touch refurbishment - split entire site into 16 units of varying size - each unit has own wcs - retain existing stairwells and circulation cores - new tenant takes 1/3 of entire site: biscuit building. - separate fit out project - biscuit share floorplates with shoreditch house - new tenants require larger units - larger units require larger wc and service cores Project history diagrams

new toilet cores new wall insertions circulation units TEA Container new glazing to bays new

approach shifted from new build / high spec refurb towards a cheaper, more flexible rough and ready

Project Aims: - minimise cost - work with the existing building - provide large spaces, cheap to build

13 new toilet cores new wall insertions circulation units TEA Container new glazing to bays new entrance-way ECONOMIC REFURBISHMENT The LIGHT TOUCH approach Due to a economic slump the design approach shifted from new build / high spec refurb towards a cheaper, more flexible rough and ready solution. Project Aims: - minimise cost - work with the existing building - provide large spaces, cheap to build : cheap to let - provide utilities that work with future building potential - create central core from main entrance HOW YOU SPEND? Entrance - Common Parts - Toilet Fit-out - Lighting - Walls / Floors Project strategy

ALLGLOBAL provider of data collection services to the medical and healthcare market.

CONCRETECLUB a raw bar space in the basement below pizzaeast RALPH a media marketing

shoreditch high street art pizzaeast architects mother fashion media marketing other

flexible units and the tenants that use them.

data research to advertising and marketing.

14 ALLGLOBAL provider of data collection services to the medical and healthcare market. HALESGALLERY a commercial gallery that has helped launch a number of british artists. CONCRETECLUB a raw bar space in the basement below pizzaeast RALPH a media marketing firm they have worked with some of the biggest names in business. shoreditch high street art pizzaeast architects mother fashion media marketing other house s-ditch store CREATIVE VARIETY The success of the building relates to the flexible units and the tenants that use them. Within the buidling, there is a good mixture ranging from restaurant through medical data research to advertising and marketing. More public accessible programmes such as the galleries and restaurant/nightclub are placed at ground floor. Both can be accessed from the footpath and from the internal street of the building. Creative variety

15 G/F 1/F 2/F 3/F 4/F 5/F 6/F 7/F Tenancy Renewal Potential linking of smaller units to create super units TENANCY CHANGE The evolution of TEA is facilitated by the continuous tenancy renewal or change of the units in the building. Tenancy change provides an opportunity to refurbish, upgrade and link up existing units to create larger super-units which have become more popular and marketable for new tenants. For the existing tenants, they could also look at expanding their unit when the adjoining unit becomes available. This is also accompanied by the refurbishment to the common parts which is also carried out in a rolling programme across the building. Evolution diagrams

STRUCTURAL COLUMN allford hall monaghan morris naming of tenant.

Corridors - directional signage applied direct to wall surface - red matt vinyl - stencil font, 200mm high - floor number signage painted direct to wall surface - stencil font, 1300mm high.

name company name company name company name company name company name company name company name company name 101 Studio Myerscough 102 103 a company 104 107 108 109 110 a company deconstruction x

panels in ready for the Same height as set for lift lobby. Please ensure that they align, when you are on site. which allow tenants to be slotted in and out of the directory.

16 STRUCTURAL COLUMN allford hall monaghan morris naming of tenant. 900mm A 1300mm A Swing door to floor/level 200mm B Stairwell - fret cut steel panel - enamelled black - screw fix to wall with exposed countersunk heads painted black - stencil font, 900mm high Corridors - directional signage applied direct to wall surface - red matt vinyl - stencil font, 200mm high - floor number signage painted direct to wall surface - stencil font, 1300mm high. Studio Myerscough company name company name company name company name company name company name company name company name company name company name company name company name company name company name company name company name company name 101 Studio Myerscough a company a company deconstruction x company x company company X G1 GALLERY G2 TEA CAFé G4 TEA CAFé 750mm Stone enamelled panels, 2 colours, slotted into specially designed racks Spaces are filled as studios are taken or could leave panels in ready for the Same height as set for lift lobby. Please ensure that they align, when you are on site. which allow tenants to be slotted in and out of the directory. Doors - place artwork at the top of the door to avoid damage - unit number painted direct to door: stencil font, 200mm high - tenant name in white vinyl applied direct to door: helvetica 75 font, 48mm high Tenant Directory - steel white enamelled panels - coloured black for current tenants - red for lettable space - plates slot into specially designed board - unit number: white, 85mm high, stencil font - tenant: white, 16mm high, helvetica 75 font

N N Heat Transfer TYPICAL FLOOR PLATE Multiple Tenancies HEAT TRANSFER Among Units within the Building via the Thermal loop GREEN TEA IS: - Improvement of the building and windows.

17 N N Heat Transfer TYPICAL FLOOR PLATE Multiple Tenancies HEAT TRANSFER Among Units within the Building via the Thermal loop GREEN TEA IS: - Improvement of the building and windows. - Improvement of the office fit out to give more efficient lighting - Use of a smart thermal loop and heat pumps. - Allowing energy sharing. - Encouraging localised rather than full-space cooling - Allowing low carbon technologies to be incorporated at any stage of the development BACKGROUND - The Tea Building was constructed as light industrial space in the days before the cost of energy or its environmental impact were considered a problem. - The walls have no thermal insulation, the windows are single glazed with metal frames and the roof is of solid concrete construction. - The current office fit-out of the Tea Building utilises electric radiators. - In 2009 the building used a hefty 3,255,671 kwh of electricity. (This is the equivalent of bar electric fires working 24 hours a day). - With each new tenant, the electrical load increased by 10% between 2008 and The carbon dioxide created by the energy use is 1,373 tonnes per annum (about 70kg CO2 per square metre per annum). APPROACH Our strategy is to provide comfort conditioning that will be sustained through intelligent energy conservation. These smart proposals could reduce energy consumption to less than 25% of the current energy usage of the Tea Building.

1 2 3 WINDOW REPLACEMENT New Critall-style W20 section windows IMPROVED VENTILATION Openable Vents in Windows SOLAR CONTROL Solar Thermal Film to Glazing STAGE 1 PASSIVE MEASURES - Window upgrade -

OUTSIDE Ventilation Ventilation INSIDE In the summer this will help reduce solar gain, and in the winter it will help keep the building warm.

1 2 NEW LIGHTING Encapsulite MT 70 Fittings LIGHTING ZONES Separately operated by PIR Sensors to prevent energy wastage STAGE 2 ACTIVE MEASURES - Lighting systems and control - Night-time purging We

18 1 2 3 WINDOW REPLACEMENT New Critall-style W20 section windows IMPROVED VENTILATION Openable Vents in Windows SOLAR CONTROL Solar Thermal Film to Glazing STAGE 1 PASSIVE MEASURES - Window upgrade - Controllable background ventilation - Solar control - Insulation We are replacing all of the existing windows with new double glazing to improve thermal and acoustic performance. OUTSIDE Ventilation Ventilation INSIDE In the summer this will help reduce solar gain, and in the winter it will help keep the building warm. We are also insulating the roof which will improve the building s efficiency further. 1 2 NEW LIGHTING Encapsulite MT 70 Fittings LIGHTING ZONES Separately operated by PIR Sensors to prevent energy wastage STAGE 2 ACTIVE MEASURES - Lighting systems and control - Night-time purging We are installing new, high efficiency and low energy office lighting with PIR (motion sensitive) controls. PIR Sensors ZONE A ZONE C ZONE B The PIRs are also sensitive to light so that they will switch off at brighter times of the day, at night, or when no movement is detected. This will go a long way towards reducing the building s energy consumption. Surface-mounted Encapsulite MT 70 Fittings STAGE 2 ACTIVE MEASURES Lighting Zone New Light Fitting PIR Sensor ROOFTOP MAIN HEAT EXCHANGER For Complete Energy Sharing across the Entire Building THERMAL LOOP Circulating through All Floors in the Building LOCAL HEAT EXCHANGER Within Unit s Demise for Heating & Cooling Distribution Communal Thermal loop Tenant s Demise OPTIONAL Cooling Air-conditioning Unit (Tenant s Fit-out) STAGE 3 COMPREHENSIVE MEASURES - Hybrid cooling / heating We are installing new high efficiency rooftop plant which will provide a hot and cold water thermal loop (see below) through the building that can be connected to provide heating, cooling (or both) to any unit. GREEN TEA Basic-spec fi tout Communal Thermal loop Heat Exchanger Tenant s Demise Heating Air-conditioning Unit (Landlord s Provision) Heating & Cooling 4 Pipes Fan Coil Unit (Landlord s Provision) Basic-spec fitout includes a local heat-exchanger and perimeter radiators throughout the unit, tenants can add localised cooling units for high-capacity areas (e.g. meeting rooms, server rooms, etc.) without the need for additional plant. GREEN TEA Heat Exchanger High-spec fitout supplements the radiators (and cooling units) with high-efficiency combined heating & cooling units. High-spec fi tout

19 Photographs Tea corner on Shoreditch High Street A522_150 Rob Parrish

20 A522_116 Rob Parrish

21 Elevation A522_118 Rob Parrish

22 Elevation A522_203 Rob Parrish

23 Elevation A522_191 Rob Parrish

24 A522_149 Rob Parrish

25 Elevation detail A522_119 Rob Parrish

26 Reception lobby A522_075 Rob Parrish

27 Reception lobby A522_137 Rob Parrish

28 A522_148 Rob Parrish

29 Unit post boxes A522_028 Matt Chisnal

30 Circulation graphics A522_066 Rob Parrish

31 Circulation space A522_077 Rob Parrish

32 Circulation space A522_182 Rob Parrish

33 Circulation space A522_181 Rob Parrish

34 Circulation space A522_170 Rob Parrish

35 Unit common area A522_177 Rob Parrish

36 A522_211 Rob Parrish

37 Common art space

38 Common art space

39 Unit variety A522_094 Rob Parrish

40 Unit variety A522_N45 Rob Parrish

41 Unit variety A522_094 Rob Parrish

42 Mother entrance A564_N28 Matt Chisnal

43 Mother staircase A564_N1 Matt Chisnal

44 Mother interior A564_N2 Matt Chisnal

45 Mother arrival A564_N5 Matt Chisnal

46 A564_N12 Matt Chisnal

47 A564_N19 Matt Chisnal

48 A522_134 Rob Parrish

49 A522_130 Rob Parrish

50 A522_128 Rob Parrish

51 A522_127 Rob Parrish

52 Shoreditch House A522_107 Rob Parrish

53 Shoreditch House A522_109 Rob Parrish

54 Shoreditch House A522_115 Rob Parrish

55 Shoreditch House A522_114 Rob Parrish

56 Shoreditch House A522_105 Rob Parrish

57 Shoreditch House A522_104 Rob Parrish

Angel Building is the re-invention of an unloved early 1980 s commercial building located on one of London s historic focal points where City Road

ANGEL BUILDING Angel Building is the re-invention of an unloved early 1980 s commercial building located on one of London s historic focal points where City Road and St. John Street meet Pentonville Road